12506 SHOPS PARKWAY TX
| Owner | IVT SHOPS AT GALLERIA |
|---|---|
| Parcel ID | 0119600214 |
| Short ID | 850963 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 6,640 SF |
| Land SF | 73,616 SF |
| Acres | 1.690 |
| Year Built | 2009 |
| Legal | LOT 4 BLK B SHOPS AT THE GALLERIA LTS 2,8-9 BLK A & LTS 1-4 BLK B, LT 1 BLK C, LT 6A BLK A REPLAT |
| Neighborhood | 41SWE |
| Land | $1,325,095 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,325,095 |
| Improvement | $1,656,155 |
|---|---|
| Total Improvement | $1,656,155 |
| Market | $2,981,250 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,981,250 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,981,250 |
| Taxable Value | $2,981,250 |
|---|
Appreciation: Market value has fallen -18.2% from $3,644,038 (2021) to $2,981,250 (2025), a CAGR of -4.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1190% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $63,172. Lake Travis ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 44% of market value ($1,325,095 land vs $1,656,155 improvements), about $18/SF of land. Most value sits in the improvements, so building condition, age (~17 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,981,250, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the -4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,319,625 by 2030, with an estimated annual tax burden around $43,216. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 39,000 SF | ✗ |
| 1ST | 1st Floor | 5,088 SF | ✓ |
| 511 | DECK | 2,966 SF | ✗ |
| 2ND | 2nd Floor | 1,552 SF | ✓ |
| 501 | CANOPY | 932 SF | ✗ |
| 611 | TERRACE | 138 SF | ✗ |
| 327 | STORAGE COMM'L | 42 SF | ✓ |
| 482 | LIGHT POLES | 12 SF | ✓ |
| 522C | FIREPLACE COMM | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $29,739.39 | $29,739.39 | Paid |
| U6J West Travis County MUD # 8 | 0.5044% | 0.4834% | 0.4750% | 0.4750% | 0.4750% | +0.0000% | $13,586.81 | $13,586.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,750.60 | $10,750.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,375.91 | $3,375.91 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,585.76 | $2,585.76 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $572.08 | $572.08 | Paid |
| Combined Rate | 2.3237% | 2.2191% | 2.0575% | 2.1006% | 2.1190% | +0.0184% | $60,610.55 | $60,610.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,983,909 | $2,981,250 | +0.1% |
| Assessed Value | $2,983,909 | $2,981,250 | +0.1% |
| Land Value | $1,325,095 | $1,325,095 | +0.0% |
| Improvement Value | $1,658,814 | $1,656,155 | +0.2% |
| Taxable Value | $2,983,909 | $2,981,250 | +0.1% |
| Total Tax 2026 = estimate |
~$63,228
Estimated
|
~$60,611
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,255,763 | $2,983,909 | -271,854 (-8.3%) |
| Taxable Value | $3,255,763 | $2,983,909 | -271,854 (-8.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,983,909 | $1,325,095 | $1,658,814 | — | $2,983,909 | $2,983,909 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,981,250 | $1,325,095 | $1,656,155 | — | $2,981,250 | $2,981,250 | ~$60,611 | Partial |
| 2024 | $3,007,506 | — | — | — | — | $— | $59,842 | Verified |
| 2023 | $2,923,900 | — | — | — | — | $— | $62,788 | Verified |
| 2022 | $— | — | — | — | — | $— | $61,855 | Verified |
| 2021 | $3,644,038 | — | — | −$2,318,943 | $1,325,095 | $— | $69,724 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.2% | +9.2% | ~100% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | -8.1% | -8.1% | ~100% | 2.0400% | Verified |
| 2023 | +9.4% | +9.4% | ~100% | 1.9600% | Verified |
| 2022 | -8.6% | -8.6% | ~100% | 2.1200% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | -4.4% | -4.9% | +2.9% | 2024 | -19.8% | 2023 |
| Assessment Ratio | 100.0% | 78.8% | — | 100.0% | 2025 | 36.4% | 2021 |
| Effective Tax Rate (2025) | 2.0300% | 2.0300% | — | 2.0300% | 2025 | 2.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$60,611 | $63,241 | ~$50,663 | $69,724 | 2021 | $59,842 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,835,321 | ~$2,835,321 | ~2.0678% | ~$58,628 | -4.9% |
| 2027 | ~$2,696,536 | ~$2,696,536 | ~2.0166% | ~$54,379 | -9.6% |
| 2028 | ~$2,564,543 | ~$2,564,543 | ~1.9654% | ~$50,404 | -14.0% |
| 2029 | ~$2,439,012 | ~$2,439,012 | ~1.9143% | ~$46,689 | -18.2% |
| 2030 | ~$2,319,625 | ~$2,319,625 | ~1.8631% | ~$43,216 | -22.2% |
| 2026 | ~$2,832,188 | ~$2,832,188 | ~2.1190% | ~$60,013 | -5.0% |
| 2027 | ~$2,690,578 | ~$2,690,578 | ~2.1190% | ~$57,012 | -9.8% |
| 2028 | ~$2,556,049 | ~$2,556,049 | ~2.1190% | ~$54,162 | -14.3% |
| 2029 | ~$2,428,247 | ~$2,428,247 | ~2.1190% | ~$51,454 | -18.5% |
| 2030 | ~$2,306,834 | ~$2,306,834 | ~2.1190% | ~$48,881 | -22.6% |
| 2026 | ~$2,894,946 | ~$2,894,946 | ~2.0422% | ~$59,121 | -2.9% |
| 2027 | ~$2,811,141 | ~$2,811,141 | ~1.9654% | ~$55,251 | -5.7% |
| 2028 | ~$2,729,762 | ~$2,729,762 | ~1.8887% | ~$51,556 | -8.4% |
| 2029 | ~$2,650,738 | ~$2,650,738 | ~1.8119% | ~$48,029 | -11.1% |
| 2030 | ~$2,574,002 | ~$2,574,002 | ~1.7351% | ~$44,662 | -13.7% |
In 2025, this property's market value of $2,981,250 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +110% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $2,981,250 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,007,506 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,923,900 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $3,644,038 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.